Sacramento 95816 · Marshall School · APN 003-0204-003-0000 · City of Sacramento
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $924,000 ($813,000–$1,035,000).
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (8 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Mar 16, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
26 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#59 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Marshall School)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$924,000
Benchmark range: $813,000 – $1,035,000
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Mixed Use Remodel/Conversion: Active in "Issued" for 8.4 yr (first record Jun 22, 2018) with no new permit activity recorded in 7.6 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Democracy Alley Residences (0.25 mi NE, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$915/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 52 homes completed, 7 permitted, 69 proposed or in review; 4 demolitions; 1 commercial or mixed-use project.
30 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
766 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-3A as multifamily residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 8.4 yr (first record Jun 22, 2018), with no completion or new permit record in 7.6 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 7.8 yr (first record Jan 14, 2019), with no completion or new permit record in 3.7 yr. · 5 units · $850,000 declared valuation
In "Entitled" for 3.1 yr (since Oct 6, 2023), with no new permit record in 3.1 yr. · 24 units
In "Entitled" for 3 yr (since Dec 1, 2023), with no new permit record in 3 yr. · 1 unit
In "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 1 unit · $99,402 declared valuation
In "Entitled" for 2.4 yr (since Jun 20, 2024), with no new permit record in 2.4 yr. · 10 units
Nearby permit (00301510290000): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (00301510300000): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (00301510280000): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (00301510050000): No longer present in latest agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2314 C St): Status changed from Issued to Finaled
Record RES-2621086 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2314 C St): Status changed from Issued to Finaled
Record RES-2620060 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2800 L St): Status changed from Issued to Finaled
Record COM-2608776 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3001 I St): Status changed from Issued to Expired Permit
Record SIG-2605986 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1020 29th St): Status changed from Issued to Finaled
Record COM-2619450 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2500 K St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2610269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3421 I St): Status changed from Ready-to-Issue to Issued
Record COM-2617269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3421 I St): Issued date changed from (blank) to 2026-10-05
Record COM-2617269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (401 28th St): Status changed from Issued to Finaled
Record RES-2621233 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (711 28th St): First appeared in published agency feed
Record RES-2622390 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2412 H St): Status changed from Issued to Finaled
Record RES-2616299 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "Entitled" for 2.4 yr (since Jun 20, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
In "In review" for 2.7 yr (since Mar 6, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (33 housing units, $2,961,763 declared valuation across 1 permit).
In "Entitled" for 3.1 yr (since Oct 6, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
Active in "Issued" for 8.4 yr (first record Jun 22, 2018) with no new permit activity recorded in 7.6 yr.
Issued after 10 mo (4.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
In "Entitled" for 17 mo (since Jun 6, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (20 housing units across 0 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 541 parcels
−37.5% YoY
City baseline: 30.4 / 1k
26 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Green Source Construction | Commercial tenant improvement | 1 on parcel8 in ½ mi | $550,688 | 0 vs 3 prior |
| Greenberg Clark | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $51,904 | 0 vs 0 prior |
| Skyline Design Build | Remodel / interior alteration | 1 on parcel1 in ½ mi | $3,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95816
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($9,250/yr) + local voter-approved bond debt ($1,295/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$43,793/yr
Cash needed: $203,500
NOI: $12,335/yr
P&I: $4,677/mo
For $0/mo net cash flow
At $2,725/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,507/mo | −$3,963/mo | -23.4% | $8,038/mo | −$3,942/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$3,649/mo | -21.5% | $7,440/mo | −$3,474/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,889/mo | −$3,469/mo | -20.5% | $7,267/mo | −$3,118/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Issued1 unitsJun 22, 2018 – Apr 18, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ELECTRICAL
EPC - The SOW includes the "As-Built" location of light fixtures as shown on the attached revised E3.1 Electrical Plan. The original electrical plan was approved under COM 2402282
FIRE SUPPRESSION SYSTEM
EPC - New fire suppression system for existing hood. (hood installed under issued permit COM-2402282)
SIGN
EPC - Logo and wording on canvas awning.
Additional work related COM-2402282.
EPC - Relocation of hand sinks, additional prep table units, Pathway between serving areas, Pass-thru window, new Mini-split HVAC, extend pony wall, two exit ramps, walls and door added for interior storage area. New permit/ scope related to COM-2402282. NOT a Revision. - PLNG-INSP
REVISION TO COM-2402282
EPC - REVISION TO COM-2402282 - Move accessible Restroom, add two floor sinks, install Big Dipper Grease Interceptor
REVISION TO COM-2402282
EPC - revision to COM-2402282 Added Drain and relocated the gas meter
E-Permit: Sewer Service replacement or repair, Trenchless 120 L.F.
709 28th st / COM MINOR
1 1/4 inch 80 ft water line replacement 4inch 4ft water line replacement like for like Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
REVISION TO COM-2402282
EPC - Changing the elevation and installing a new foundation (THIS WILL BE TAKEN IN AS A REVISION DSP 3/27/2024). PLANNING REVIEW REQUIRED
Addition (storage only)
EPC - Remodel existing 1728 sq ft market for take out sandwich shop , The project will require new plumbing, windows) doors kitchen equipment, finishes, electrical , mechanical, exhaust hood, sky lights and new partitions - Partial re-frame of roof with new storage addition area of 1,122 sq. ft. in attic. PLNG-INSP Plan review completed and approved under COM-2205019 (2019 Code Cycle Permit). REVSION COM-2406588:Changing the elevation and installing a new foundation (THIS WILL BE TAKEN IN AS A REVISION DSP 3/27/2024). PLANNING REVIEW REQUIRED revision COM-2411259 Added Drain and relocated the gas meter see revision COM-2418050 - Move accessible Restroom, add two floor sinks, install Big Dipper Grease Interceptor SEE RELATED PERMIT COM-2508460, exit ramps, HVAC, pony wall, storage room, pass-thru window, floor finish.
remodel
EPC - Remodel existing 1728 sq ft market for take out sandwich shop , The project will require new plumbing, windows) doors kitchen equipment, finishes, electrical , mechanical, exhaust hood, sky lights and new partitions - PLNG-INSP DO NOT ISSUE THIS PERMIT. ISSUE UNDER COM-2402282.
REVISION TO COM-1811911
REVISION TO COM-1811911 to provide additional supporting framing.
Mixed Use Remodel/Conversion
Convert portion of existing tenant space into new 850 sf one (1) bedroom apartment. Update electrical & mechanical system(s). Minor exterior changes to include window updates and provide egress window. ***See revision COM-1914195 to add support framing - 7/29/19 - NCB***
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2019 | Mixed Use Remodel/Conversion(COM-1811911) | 2 to 4 · Renter | — | 1 (Apr 18, 2019) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
2800 G ST; 705 28TH ST; 707 28TH ST
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 003-0204-003-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Sentinel Fire Equipment | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,500 | 0 vs 4 prior |
| Wfc Builders Recent nearby: 2815 J St (Aug 19, 2026) | Commercial tenant improvement | 21 in ½ mi | $3,639,365 | 23 vs 9 prior+156% |
| West Fork Construction Recent nearby: 1201 Alhambra Blvd (Jun 14, 2018) | Commercial tenant improvement | 11 in ½ mi | $2,156,323 | 0 vs 0 prior |
| The Boldt Recent nearby: 3161 L St (Aug 27, 2026) | Commercial tenant improvement | 7 in ½ mi | $8,285,969 | 2 vs 2 prior |
| Veritas Design Build Recent nearby: 906 23rd St (Jul 16, 2021) | New single-family home | 7 in ½ mi | $920,090 | 0 vs 0 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 1020 29th St (Feb 11, 2026) | Commercial tenant improvement | 7 in ½ mi | $575,401 | 39 vs 62 prior−37% |
| Mack Construction Recent nearby: 619 27th St (May 28, 2025) | Addition (adds square footage) | 7 in ½ mi | $548,850 | 2 vs 8 prior−75% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Plumbing / water heater / sewerOn this parcel | 18,112 | 0d | 0d | 0d | 1d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.